HomeMy WebLinkAbout2020-024 Rezone for Property at 702 S 48th Ave. - Closed Record Public HearingAN ORDINANCE
ORDINANCE NO. 2020-024
rezoning parcel 181328-11006 from Single Family Residential (R-
1) to local Business (B-2) and amending the Zoning Map of the
City of Yakima.
WHEREAS, on January 22, 2020, Digital Design & Development, on behalf of
Bruce Lloyd, submitted an application requesting the zoning classification of parcel
181328-11006, located at 702 S. 48th Ave., to be rezoned from Single Family Residential
(R-1) to Local Business (B-2) on the official zoning map (hereinafter "RZ#001-20"); and
WHEREAS, pursuant to YMC 6.88, the SEPA Administrative Official issued a
Determination of Nonsignificance on March 25, 2020, which was not appealed; and
WHEREAS, the Future Land Use designation of the subject property is
Community Mixed Use, which is consistent with the proposed B-2 zoning district; and
WHEREAS, notice of the Hearing Examiner open record public hearing was
properly provided; and
WHEREAS, in accordance with YMC 15.23, the Yakima Hearing Examiner held
an open record public hearing on July 23, 2020 to hear testimony from the public,
consider the Rezone, and provide a recommendation to the Yakima City Council; and
WHEREAS, after testimony and a review of the record, pursuant to the approval
criteria set forth in YMC § 15.23.030, the Hearing Examiner recommended approval of
the Rezone from Single Family Residential (R-1) to Local Business (B-2); and
WHEREAS, the Hearing Examiner recommendation was submitted on August 6,
2020, a copy of which is found in Exhibit "A" attached hereto and incorporated herein by
this reference; and
WHEREAS, pursuant to YMC 15.23.030(E), and after the required notice was
properly provided, the Yakima City Council held a public meeting on September 15,
2020, regarding the rezone request; and
WHEREAS, the City Council of the City of Yakima, having considered the record
herein, the comments received at the public meeting held September 15, 2020, and the
recommendation from the Hearing Examiner, hereby finds and determines that approval
of the requested Rezone is in the best interest of the residents of the City of Yakima and
will promote the general health, safety and welfare; now, therefore,
BE IT ORDAINED BY THE CITY OF YAKIMA:
Section 1. Findin s Analysis and Conclusions. Subject to the specific terms
of this ordinance, the Yakima City Council adopts the August 6, 2020, findings,
conclusions, recommendations and conditions of the Hearing Examiner for RZ#001-20.
A copy of said recommendation is attached as Exhibit "A" and fully incorporated herein.
Section 2. Any and all official Zoning or other similar maps shall be amended
or modified to reclassify the subject real property set forth herein consistent with the
above sections of this ordinance.
Section 3. Authorization to File. The City Clerk is hereby authorized and
directed to file a certified copy of this ordinance with the Yakima County Auditor.
Section 4. Severabilitv/Validitv. If any section, subsection, paragraph,
sentence, clause or phrase of this ordinance is declared invalid or unconstitutional for
any reason, such decision shall not affect the validity of the remaining portions of this
ordinance.
Section 5. Effective Date. This ordinance shall be in full force and effect 30
days after its passage, approval, and publication as provided by law and by the City
Charter.
PASSED BY THE CITY COUNCIL, signed and approved this 15th day of
September, 2020.
ATTEST:
"(Le, S\II
ony C ar Tee, City Clerk' * —4
Publication Date: September 18, 2
Effective Date: October 18, 2020
*fiF 61 6?
Patricia yers, Mayor
Exhibit "A"
Hearing Examiner Recommendation
City of Ya
a ing Exa ner's
'n ton
co cndations
August 6,2020
In the atter of an Application
Submitted on ehalf o(:
ce Lloyd
For a Project zone from the
R-1 Zone tri tlie B-2 Zone and a
Class (2) 01tiltilliimily Restilential
lise at 702 South 48 Avenue
Z#001-20
CL2#008-20
SEPA#003-20
A, lo l nIueiudion The Findings relative to the hearing process lid this application
may he stiminarized as follows:
) 1 ctearing Utsardincr contlucted an open record public hearing
relative to ibis application ranonely hy way BR Zoom hearing' on Jul 23, 2020:
(33) 1 ha thorough soar report that was presented by Associate Mannar
'Bever Ititadin recorninernicil approval el ibis application for a prancet Rezone
brim] Singicidiaibily Kesidani int Ott ) aiming district to thc lanzal liusiness (it-
2) zoning district and approval of a Class (2) rive -plea use in xi existin tiaBistorts,
shop building with a comma) latmdry rotor) anti with three indoor parking spaces
mid savirli (PkifdotIr parkMg spaces: The Renima application is referred to as a
project Rezone hachussi a specific use is proposed for the site itt the Rstietine is
approved,
Broce Lloyd
Project Re/one from R-1 to B-2
And Choc 5-Plex
Al 702 Sonti,
Ri#1101-20; C1200S-20; SEPAt0003-20
cpresentative of applicant Bruce I.Ioyd for this application, Leanne_
requeti:tcd
1g levee-
(4) No one else wished to testily at the hearing,
public comments were submitted at or het'orc the open
recon
dati n to
g
1`
ti fully decide
equire a recommendation to the City Cia
ation such as a request tear a Rezone re(
of
men-
B. 11t11tt111" tie !"t1➢111tII1 t3ifilttt it "ilie Bearing lixalni.ner recommends that
the Yakima City Council approve the requested project Rezone from the Single -
Family Residential (R-1) zoning district to the Local Business (tl-2) Y.oning
district and approve the requested Class (2) live unit apartment use with associated
parking, subject to several conditions.
C,
ed upon it view o the site on February
2). ''ii20, with no one else present; the application, staffreport, exhibits and
tes€im ny presented at the open record public hearing conducted remotely by way
cr1` Zoom sc�ftw irc on July 23, 2020; and a review of 'both the 2040 Yakima Urban
Area Compre:hensivc Plan and the 'Yakima Urban Ara Zoning Ordinance, Title 15
of the Yakima Min 'pal Code (YMC); the Hearing Examiner makes and issues
the following:
Bruce Lloyd
Project Rezone from R-I to 0.2
And (hi,. 0) Multifamily 5-Flex
Ai 702 ti«rntt d1il'h Avenue
R1000I-201 C:I,2#0,08-20; SI,PA01103.20
FiNDINGS
I. Properly ()lyner/ApplicantMepresetubt live. I he property owner and
applicaw is Bruce Lloyd, 702 South 486 Avenue, Yakima, Washington 98908,
The representative a the property owner/applicant is Leanne Liddicoal of Digital
Design & Development, 3611 River Rood. Suite 100. Yakima, Washington 98902—
I1 Location. 'the location ante 0.38-acre parcel proposed for the Rezone and
apartment building is 702 South 48`h Avenue, on the west side of the street. The
Assessor's Parcel Number is 181328-11006,
1111, Application. Thc main aspects of this master application for approval of
both a Rezone and a Class (2) five unit apartment use May be summarized as
roiloi,vs;
(I) Applications for a Rezone and Environmental Review worn received on
January 22., 2020. They svere deemed complete for nrocesising on February 19,
2020.
(2) On February 24, 2020, an application fisti a Class f2) apartment use in
an existing tworsiory shop building was received and later modified on Jame 17,
2020.
(3) Tfiesc applications arc being processed under Ykilf,' fit -ranter 15,23 for
Rcaone Revievv, ymc ter 15.14 fol. Type 2 Review and NRIC Chapter .6,88
for filiVirontriciltal l'essi CNN% 1-)Al l'Ntla 1)1. fc) YMC Clitantcr 1A3 and YMC *15,23,030,
the nearing has the atittiority to hold as public ficaritig alit] prtisitic a
recomfriendation 1 ity Council regarding it 1Y,czone request, illiereforri,
purstlarit YM(0, ((I:15,11.100i all aspects olithoscal)1)11CaliilliS are decided by the
City Cituncil Elle3C rceninmendittions trot/1111c I fearing, laxaminer.
Bruce Lloyd
Project Rezone from R-1 to 11-2
And Class (2) Multifamily
Al 702 Soul!, 4tC* Avenue
147.4001-20; CI:21400fl-20; SEPAiga1113-20
IV, Notices. Notices for the July 23, 2020, open record public hearing conducted
remotely vin Zoom were proi.ided iri accordance with iC Table 11 - 1 in YIVIC
15,11.020, SiME §I5, I at/10 and hdy1(.1§16,05010 as follows:
(I) The subject property ,ass posted with a lend use action sign on March
6, 2020,
1,21 A Notice of ,Anditication, Environmental Review and Public 1 learing
was sent to the applicant, SEM agencies anti adjoining property ow ners within
100 feet Minh! subject property cm March 0,2020,
i3) A Notice of a SEPA etermination Nonsignitleance (DNS) anil
Eaticellation of Public Hearing was is,stied on March 25, 20.20, 616,1 tio Inapt als of
the laNS were tiled,
id) hinat 30, 2t120, a Notice of Rescheduled Public 1 fearing to be held
on. July 23, 2020. was issued which described the manner for interested parties to
participate remotely1111he /pont oolitic hearing,
(5) No whiten public comments were received at or prior to the open
record public hearing,
Eatatitiminten GB Review. A Notice Of Application and SERA Environmental
Review was mailed to SEPA agencies, the applicant, and adjoining property
owners within 300 feet of the subject property, on March 6. 2020, No comments
were received during the comment period. A SEPA Determination or Non-
signi ticanee (DNS) was issued on March 25, 2020, which was not iippenled,
VI. Zoning and Laud Uses. The 0.38-acre Parcel No, 181328-11006 is
proposed for a Rezone from the Single -Family Residential (R-1) zoning district to
the Local Business (13-2) zoning district and for the conversion of an existing two-
story shop building into a Class (2) live unit apartment building use with
Bruce Lloyd
Project Rettly from It -I to E3-2
And (2.) Multiimmly P
At :02 Sown lg`h Avenue
R1#001-20; C1,20061-10; SEPA4003-20
4
associate( ! parking. ] ivcre i5 salso an existing sitagle-falraily8 r°evi ter
Nearby properties currently have zoning and land use character'
described as folliw ;
Isr,�°;uir�ra
North
South
East
West
µt[}t�irt, bn 1
Retail
Detached Single-Fa'nil�
Dwelling/Duplex
Multifamily [hve!lirag
Multifamily Dwelling
iptio l of ale Grounds for : pprov ii of
It r Aj I:iett a, the applicant's description of the grounds for approval of
the proposed Class rtment building use and thequested Rezone are set
forth as Inflows in italics following the City's requests for detailed inlivritation:
its and parking .:lrtri:c.s. ll
otr,l ty" per week and all
g twint r rl dwc:l.
deserillc hours, s_
patblc to neighboring properties?
the west, single ilitrraflj,, to the south, Glenrnoor Green
trlat �x to the eosi, torn/ thc F/ndertr floral business to the north,
Bruce Lloyd
Project Rezone from
A»d c 1,, (2) Ntultir°
At 702 sourly 48'1' Aveiiuc
R7,41101-20; CL2i1008-214'EP0003-20
Addli, naillllimtIly dwelling on I/n property is coatis 1 wf the liCighboring
uses
(3) What mitigation measures are proposed to promote comnatibilined
The shop building 45" to the rear qf the properly and has fencing and site
screehhNihr neighbors, with parking on -she, As needed new outside lighting will
thielded to prevent glare
(4) How is your proposal consistent with current ,!iIning of your property?
A ripe 2 Review in Inc 8-2 zone 0/10 `q,',S'trlifallhfinnily Residential units,
This use alsol.11s with the Community Alised 1 aleation of the pro/Jelly
(5) flow is your proposal consistent with USC8 and zoning of neighboring
properties?
The neighbor to the north is 11-2 it is 1?-2, south iy R-1, and w'est is R-2.
T additional apartments in the proposal arc consistent w neighboring, uses.
(6) How is your proposal in the best interest ot' the community?
Al(tre residential options are needed in Yakima and Otis change will
provide 4 apartments ,h Narrative on 6/17/20: win the short term, with a
fidure apartment
(7,1 I -low is the subject property soitable for is perrnitten under the
proposed zoning?
Tie property is currently zoned R-1 with a shigle:family resielence CIFIC, 4
Ihn.. 2 story shop building It is nevi to a 8-2 property to the north and located in
the future land use designotion qfCatr1171unity Miyed (Axe. NeighboraT parcels arc
zoned R-2 la the cast and west, and R-1 to the south, The owner wants to remodel
the existing shop buildirtg into residential apartments, so it ts a good ;nix between
the surrounding 44SeS ql'hIecalesS, eTartmertts, civiel and single finfruly.
(8 What is the status of existing land use?
The property is zoned RT and has fan2ily
yhhry shop building
Butco Lloyd
Projeo Rezone from R21 Itt 13-2
And Cltm 02) 00002000 5-0122
At 202 St0 Fat 4.01° Avenutt
R1,000 t -20; CL20000-20 SEPA0603-26
6
esiclence with a two
(9) How is the retone request in compliance with arid:or how does the
request deviate from the Yakima Urban Arca t.7ontprcherisive Ilan?
The rcrone request compltes with the Yakima Urban ,..lrett Comprehensive
Phu( and the ivoperry alreadt, has a pawn, land use desuuetaim oi; Community
A -Tye -di
(10), Are there adequate public facilities, such as Warne capacity, sewer
services, potable water, st ormwatet drainage, schools, lire and police services, and
public services and infrastructure existing ou and around the subject
propciiy?
The property is an 48th Avenue and connected to all needed utilities- and
infrostrUCture.
(A) Are the existing public facilities capable, of supporting the mos(
intensive use of the new (requested) zone? lf not, what mitigating measures are
going to be implemented to address any short falls in public services that may
exist?
Existing public facilities would be able to handle any 11.2 zoning use. The
neighboring cominercied properties to the north hove made the' changes required
through the planning and building permit pr)cess.
(12) How is the proposed on change compatible with the existing
neighboring uses?
The neighborhood is close to the 48th Avenue and Nob Hill intersection, ,411
neighbors to the north are 8-2 properties anel include retail, proiessional and
medical (-)fices, a bank, convenience store and restaurants, J1u Glenmoor Green
apartment complex is to the east duplexes are to the west, and as single family
residence is to south, Farther Youth towards the 4815 Avenue and Ni Hill
intersection ore ,neighborhood service businesses and resi;lential
(13) What mitigating measures are planned to address incompatibility, such
as site,screening„ buffering, building design. open space, traffic now alteration,
The surrounding properties are all developed ,V0 site svreerung s in place.
A fence at least 6" high is on the west and north property line landscaping,
tiruce Lloyd
Pro1aN3 Roczoile from R-4 to Ei.2
Attd CioN.,s (7) lsetollthmtily 5-Mx
At 702 Soot) 4Xth A Ye! Hie
itbi0,911-20; CL2Ph08-20; SEPAAP110-241
7
Toll arborvitae plants provide a screen on the southwest side of the tiriveway
access, with a lence nevi to the residence, and additional landSeapirlg Of the
corner of the tfriveleav occ,,Js (ill 4,y"' Avenue, 'There are retaining wails an the
north and east ,vides of the ,ari,tperty, 4 0?5' driveway on the south xiae al the
property provides access to the R-1 ond R2 parecis to the west and south, On ,site
there is' park* he NIT!! the C11410 re,thie ei! and ShOp building OS WO as
eovet'ed parking in tile shop Any exterior site lning wili be shi4'Itted to prevent
glare lai• the neighbors,
(11) What is the public need for the proposed change?
More residential options are needed in Yakima and this change will
provide 4 apartments, and it fits within the Community ,kfixed classification,
V IL Ain ns,. Cit)dinnce provisions
applicable to these applications include the following:
(I) ClassA21 „init' Ilse Permed:, Pursuant to Y .0 5„04„020(B), "Class
(2) uses are generally permitted in the district: hiowevet, the compatibility
het weer! a (lass (2) use and the surrounding environment cannot he determined in
advance, and occasionally a Class (2) use may he incompatible at a particular
TherefOre. a hype (2) review hy the administrative official is required in
order lo promote compatibility with the intent and elutracier Of the district and the
policies and development criteria of the Yakima tirhan Area Comprehensive Plan,
Ube procedures in YMC Ch. 15 14 shall be used to review and evaluate Class (I)
uses that require a Type (2) review process,"
(2) 1lyptiA2) Rcview: PurStiant i0 MC §11.5,141,0211, 'Type (2) Review is
required for any proposed use shown on Table 4 is a Class (2) use, for Class (I)
aSeti. requiring Type (2) review in Y.MC, §1 5:13,020, and For other specific reviews
established by this title_
(31 1(7.1 .1)istriet 'kinked; Pursuant to YMC §15.03,20(13), the
single-family residential district is intended to:
(a) Rstablish new residential neig,liborhoods for detached single: -
family dWellings free from Other uses excepl tht„tse which are compatible,
truce Lloyd
Project Rezone from R-1 to B-2
And Cross 2) Nt ulti ly 5-Plc
At '702 soliiti 44'Avenue
R0001-21); C1,24008-21); SEPAN903-20
serve the rcsideni.s ur, this district, which may include duplexes
and zero lot lines it established during the subdivision process:
(b) Preserve Qxisting residential neighborhoods for detached single-
family dwellings free from other uses to ensure the preservation of the
existing residential character, and serve the residents of this district; and
(c) Locate moderate -density residential development, up to seven
dwelling units per net residential acre, in area served by public water and
sewer system,
(d) Detached single-family dwellings are the primary use in this
district, The district is characterized by up to sixty percent lot coverage;
access to individual lots by local itecess streets; required front, rear arid side
yard setbacks; and onc- and two-story structures The density in the district
is generally seven dwelling Units per not residential acre or less,
(e) This zone is intended to afford single-family neighborhoods the
highest level of protection from encroachment by potentially incompatible
nonresidential land uses 01 impacts. Nonresidential uses within these zones
are not allowed except for public or quasi -public uses, which will bc
required to undergo extensive public review and will have. all necessary
performance or design standard,s assigned to them as necessary to initigate
potential impacts to adjacent residences.
(I) Duplex and multifirmily development up to seven dwelling units
per net residential acre may be allowed in accordance with Table 4-1,
(4) 1 ()(:,'(111(isint-35s District (It- 21 The stated purposes set forth tor the
Local Business (13-2) zoning district are to:
(a) Provide areas for commercial activities that meet the small retail
shopping and service needs of the community; and
(b) Accommodate, small-scale commercial uses that need a higher
level of visibility and easy access to major arterials.
(e) Uses characteristic of this district inelutle small retail sales and
service establishments,
Bruce Lloyd
Project Rezono ain R-I tn 1-1-2
And Class (2) 5-Plex
At 7112 South 11' Avenuy
RZ11001.2t, CL240,08-20;. SEPA41103-211)
9
(5) Conipatibility Pefineit I'SUft to Y-Nie §.1 5,02,0'20, "( ompatibility"
means the characteristics of different uses or developments ihat permit them to be
located near each other in harmony with or without special mitigation .ITICASUreS,
(6) 1)sb,elopinent, iiult Iini1 Defined: Pursuant to Y §If02„020
"development,. multifamily" means a structure or sinictures, or portion thereof,
tlesigned fiir occupancy hy three or more families living 4)(4:1em:h.:nay of ead
other udcontaining three or more attached or detached dwelling units nn a lot,
Any combination of three -plus, duplex and detached singfc-family dwellings that
have a common driveway access on a single lot of record is considered
multifamily development,
(7) Parking: N`NIC Table 6-1 in WC: §15,045,040 provides that a multi-
family development consisting of 10 units or less requires two spaces per
dwelling,. VIM §15,06,110(A) requiresparking spaces and parking aisles to he
paved with t‘vo-irich thick asphaltic surfacing OD an aggregate base,
(8) Rezone: Pursuant to "(Mt: §1.5,02,020, "Rezone" illeanti to change the
zoning district classification or particular 10(s) or parcel(s) of land,
(9) Pursuant to YNIc 7- I in §1507,050, Sitescreening
Standard 13 is required along the west and south property lines, Standard 11 is a
three -foot -wide planting strip that will create a living evergreen screen that is at
least six feet in height k.vitkiiithree years.
(1(1.) ,Settiocks: Pursuant to Table .5-1 in 1"MC. Chapter 115,05, the- req
structure setbacks for the B-2 zorling district. Mehl& the following:
Front; 30 feet from centerline of right-of-way
Rear: 0 feet from the property line
Side, Property: 0 feet from the property line
( I) frontage Improvements: The subject site is located along ihe
Iiisenho‘ver and Wilson soie rOvieS to school route, Additionally, sidewalk is
located along (he same frontage within 200 feet, Therefore, frontage improve-
ments, including curb, gutter, and sidewalk.,, are required along the properly
frontage on South 48"1 Avenue in accordance with. YMC §15.05,020(J),
Bruce Lloyd
Project Ikezom: from K.- 1 to B-2
And (2) Nfultifamily 5-Plex
At 702 South Iteb AricittW
147*(101-211; 41200014-20; SEPA44003-20
10
Development STeam meeting was held for this project
dining the week of February 10, 2020. The following, comments were received:
1 +eptic `cy StC111, t
.1,
Adn
c change o
accordance
11 'ecssnr '
otk (YMC 8„72),
opt
p
inklea
recorume.tratf
litgin4crmttl,. this J rrl�cct requires 'title 8 and 1. improvements,
but not limited to t11e fallowing.;
(a) YMC 8.47 and 1205 — Wihctc exiatit�g clrt�t
i cd, they shall be removed, and new curb, ,gutter and side\ ilk shall he
installed. Any existing curb, gutter or sidewalk along frontage that is untit
or unsafe shall also be repaired`rcplaccd.
(h) YMt' 8,64 — A residential driveway approach is required which
meets the requirements of this chapter and standard detail R4,
(c) YMC 8,72 — An excavation and street break permit shall be
obtained for all work within the public right of way.
(d) All improvements shall be completed prior to issuance of a
Certiticate of Occupancy,
(3) Sewer; All separate huildiu s using phn>nbing are required to have a
separate side sewer connection to a City sewer main line.
(4) Nob liill Water Association; The Nob Hill Water Assreiatacata Already
serves the existing residence and shop, The applicant will need to ohtaita an
esti� ate fi r the proposed viewienl buiidin�°
Bruce Lloyd
Project RezonR..l to B-2
Arid ['1;„y(2) ultiP=mtily 5-Plex
At 702 South 4 h Avenue
ue
R JOQ1-20; Ct.2#9101-2J; SEP4MOfJ-20
11
X. Repine Review ,criteria.. 'file Nearing Examiner's recommendations
regarding Rezone applications within the Yakima Urban Area must bc based upon
the following criteria specified in YNIC §15.23.030(D):
(I) The testimony at the public hearing. Notice of the pcblie hearing was
given by posting on the property, mailing to SU'A agencies and all property
owners within 300 feet of the subject property, and publishing in thenewspaper
wherein the public was invited to Shhtilit written and/or oral continents at the
public hearing on this proposed Rezone, No written public comments were
received, All of the testimony presented at the hearing hy Associate Planner
Trevor Martin and by Leanne Liddicoal favored approval of the Rezone,
(2) The suitability of the property in question for uses permitted under
the proposed zoning. The subject parcel is suitable for uses permitted in the Local
Business (li-2) zoning district, particularly in view of the fact that this is a request
for approval °Ca project Rezone to allovi, conversion or an existing, shop building
into a Class (2) five unit itpartment building with associated parkingin a mixed
use arca that was not opposed by any oldie neighboring property owners.
(3) The recommendation from interested agencies and departments.
TIV ManningDivjson reconancrals approval oU .11 e proposed project reyene. No
agellele8 or departments opposed this requested project .rezonc,,
(4) The extent tu which the requested zoning amendment is in
compliance with and/or deviates from the goals and policies as adopted in the
Yakima Urban Area Comprehensive Ilan and the intent of the zoning
ordinance. The Local Business (B-2) 'eoning dishier implements the current
Community Mixed -list designation of the 0,38-acre parce vhkh s intended to
allow a mixture of neighborhood scaled retail, commercial, service, office send
high density residential Wes, It1.vould also be in compliance Ixith the following
Goals and Policies in the 2040 Comprehensive Plan:
(a) (-loaf 2.3: Preserve and enhance the quality, character and
function of Yakima' s residential neighborhoods,
Minx Lloyd
Project kezonc from R.-1 lo H-2
And Class (.2) Multiranily
At 702 South 48"I Ascaine
Riff(1101 2(); C1,2408-20; SEPAP0413-241
12
(6) Mi,cy23,,,,IL Provide for 4 wide variety of housing types within
the city to meet the Cull range of housing needs for Yakima's evolving
population..
(e) Policy Ensure that new developmenu is compatible in
scale, style, density, iind aesthetic quality to an established neighborhood.
(d) OM 5.1 t Encourage diverse and afibrdable housing choices,
(c) UouT5,24 Preserve and improve existing residential neighbor-
hoods,
(5) The adequacy of public facilities, such as roads, sewer, water and
other required public services. There are various utilities which are available to
servethe property along South 4g'h Avenue, including City of Yakima sewer, Nob
Hill Water Association water, Pacific Power electricity, Cascade Natural Gas,
CenturyLink telephone, Charter cable TV, and City of Yakima garbage collection
services- City of Yakima Fire and Police departments also serve this area,
(6) The compatibility of the proposed zone change and associated uses
with neighboring land uses. The requested project Rezone to thc 1.3-2 zoning
district Will allow commercial uscs similar to the adjacent use to the north, as well
as the proposed apartment use that is similar to uses located to the east and west,
(7) The public need for the proposed change. The public need for this
proposed change will bring the property into conformance with its Comprehensive
Plan 2040 future !and use designation of Community Mixed -Use while also
allowing it to be developed in a way that is similar to other nearby properties_
XI. aim Review Criteria for the Proposed Five Unit Apartment
Ruilding. Since a Multifamily Development of 0-7 Units is listed as a Class (2)
use in the B-2 zoning district by YMC Table 4-1 in YMC §15.04.030, the "fearing
Examiner's findings trod conclusions relative to the proposed five unit apartment
building are required to include specific reasons and ordinance provisions
Bruce Lloyd
Project Rezone from R-I to 1:1.2
And Class (2) Multifamily 5,Plex
At Sun* gth Avenue
RZ0001,20; CL2ttfliPH-24; SEPAi4003-20
13
demonstrating that (he proposal satisfies the following requirements that are set
forth in YMC §15.04,020(C) and YNIC §15.15_040(E)
(1) Compliance and Compatibility with the Objectives and Devehip-
men( Standards of the Comprehensive Plan. The proposed apartment hildriing
is compliant and compatible with the Community Mixed-11se designation of the
property which includes high density residential uses, It is also compliant and
compatible with Goal 2.3, Policy 2.31, Policy 2,3_2(A), (k'al 51 and Goal 5,2 as
previouslydclailed in Subsection X(4).
(2) Compliance And Compatibility with the Intent and Character of
the (13-2) Zoning District. The proposed five unit aparunent building on it 0.38-
acre parcel would be compliant ond compatible with the intent and character of the
Local Business („B-2) zoning district kvhich includes. multifamily developments up
to seven dwelling units as Class (2) uses than are generally Nrmitted in that zone,
(3) Compliance with the Provisions and Standards Established in the
-Zoning Ordinance. The applicable provisions and standards in (he zoning
ordinance include some or the requirements detailed ahovc in the comments °rifle
City's Development Servicts Some of the additional development stain,
dards ‘vhielt apply 'ithin the existing R-3 zoning, district ‘vhere the new building
would he located include the following:
(a) Num!.Nr of Parking Spaces Required: YMC Table 6-1 in YMC
§15.06.040 requires two parking spaces fur each unit which means tliat ten
parking, spaces are required Jr five units. The applicant intends to have
three covered parking spaces On the building and seven parking spaces
outside the building.
(b) Landscaping of_l'arking_ Lots_Rcqttircd,,, YMC §I 5,06.090(A)
requires that landscaping of parking lots with five or more spaces shalt be
ten percent or the total parking area. The landscaping area may he included
to satisfy the lot coverage (impermeable surface) requirement. of Table 5-1,
In this situation, landscaping must be shown on the site plan to satisfy this
requirement,
(c) tjghttrini 01 l'arking, 1 call Required: YMC §15.06.100 provides
that lighting shall be provided to illuminate any off-street parking or
BruQc I loyal
Project Rezonc from R- I to 13-2
And Clay: (2) Multifamily 5-Plex
At `1.:2 Avenue
R140001-20; C.1.2#008-211; SF:1'10003-2U
14
loading stmee tried n ilight, When Provljed, lighting shall he directed lo
reflect, away l'rom adjacent and abutting properties., Parking It adjacentto
residential districts or uses shall he designed %vith down -shielding and
luminaries creating no ii,nitting pollution upon those properties', A
photometric lighting plan may he required if the parkirig lot is located
adjacent to or abutting residential properties,.
(it) l'ayinti ['ark Kiiaturired; YMC §15„06.110(A) provides
that all off-street parking lots, driveways, travel ways and parking aisles
having. a capacity of three or more vehicles shall be paved 1,vith
Liich-
ih asphaltic sure on an aggregate base,. or an .equivalent surfacing
acceptable to the itdministrative official, so as to eliminate dust or mud.
Pervioos asphalt or concrete materials are encouraged,
Sjtescrectiarig YMC Table 7-1 in )(MC §15.07,050 specifies the
type of sitcscrcening that is required, Adequate saltiscreening exists where
it is required on the 'west and south idcs or the isuliniet parcel.
(It Setbacks: Table 5-1 in YMC.' Chapter 15,05 specifies ohe required
Structure setbacks for the proposed apartment building which are all net fOr
the proposed I3-2 zoning district,
(g) Frontage Improvernents: Curb, guUer and sidewalk improve-
rnents are required along the frontage oldie subject parcel
(1) Facilities: City of Yakima sewer and Nob Hill Water
Association water arc available. The property is accessed from South 48'1'
Avenue which is a collector arterial street, The applicant is required to
the requisite curb, gutter and sidewalk along the frontage of the
SklbjoLl parcel on South 481' Avenue.
tit Lot (overagc; The estimated lot coverage of 66 percent will
comply .with the maximum lot coverage or 81.) percent permitted in the H-2
zoning district,
XII. The Consistency of a Pr posed Apartment Buildin
Development itegulaiions and the Comprehensive Nan under the
Bruce Lloyd
Project Rczone from R-1 to ii-2
And C:IIINN (2) Nitatiltonily 5-Plex
At 7)2 S41101)481/I Avcit
RZ#001-20; CL2400-2.1); SIEPAt001-2.0
15
espired by ' 06.06. Iis thteimimd bv Lonskleratjon of
the following factors:
(1) The types of land uses permitted at the site include the proposed live
unit apartment use which is allowed as a Class (2) use in the proposed 11-2 zoning
district if, as here, the criteria for approval of the requested Rezone 4n d for
approval oldie Class (2) multifamily development use are satisfied,
(2) The density of residential development of six dwelling units on a
0,38-acre parcel would he more than the seven units per net residential acre
intended for the existing R-1 zoning district, but would not exceed the maximum
density of 80 percent lot coverage allowed in the 1-3-7 zoning district when; 0-7
dwelling units arc allowed as a Class (2) usc
(3) The availability and adequacy of infrastructure and public facilities
is not an issue here since there arc adequate public and private utility, services
available for the building and since there is adequate access to the site by way of
Smith 48th Avenue which will havc fi-ontage improvements installed by the
applicant..
(4) The characteristics of the development will be consistent with the
development regulations and Compvehensive Plan considerations as discussed in
detail above, and no administrative adjustments or variances of development
standards have been requested.
NCL iSIONS
Based upon the foregoing Findings, the Hearing k.xaminer reaches the
following Conclusions:
I'll Pursuant to YMC Chapter 1,43, the Ilearing Fsaminer has jurisdiction
to recommend approval by (he Yakima City Council or the requested pri.),jed
Rezone of the 0.38-acre Parcel No. 181.3.28-1 1006 from the Single -Family
Residential (R-1) zoning district to the Local Business (13-2) zoning district and to
reeominend approval oldie proposed Class (2) five unit apartment building.
liraLloyd
Project Rezone iron R- I to FI-2
And CIns (2'} MuRifinnily 5-13Iex
At 702 So.11111 S'h Avenue
1.11400 1 .20; CL2P4008-20; SEPA04103-20
16
(2) Public notice for the July 23, 2f)20, open record public hearing was
provided fit accordance with zoning ordinance requirethientsi
(3) A1 l)afertnination of Nitosignificancr DNS) f)ir this requested
Rezone and Class (2) us' was isstied on 'Nikita!' 25, 2020, anti hccairie final without
atry appeals.
tri) lite requested Rezone and proposed ariartmera building are stianniinth
arid ciiiiipatible with the Goals: and 1}0ficies ofihe 0.40 Yakima Urban Ateti
umprelictisive illan
(5) 11-2 (oaring is permitted fair the 0.31traere titifeel 18132K-11006
agitated Within the bitimant tiny Ntl kited) Lige geslgriggog (tithe Cairsiia 20)0 CrilliPlibis
hensive Plan ill location% ‘1,1terez as ha 01 be iiinittrintihitt with ileifitilitcnittig
kind uses
(0) the requested Reborn: and Class (2) use satisfy ail of the requisite
criteria for their appnival,
(if) lilts tingilest for a Reanne and for approval of the, pied ((hiss (2)
apostate))) initialing coraptigs strbh thitt YiMC Ittiv iljtigrB) criteria. kir making a
1 hateful iLmt ($r consistency.
ENDATI
Pursuant to YMC §15.23,030 which requires the Class (2) use request to
constitute a recommendation because it is consolidated with the Rezone request,
the Hearing Examiner recommends to the Yakima City Council that this appli-
cation for a project Rezone of the 4/38-acre Parcel No, 18028-11006 at 702
South 48°1Avenue from the Single -Family Residential (R-I) zoning district to the
Local Business (B-2) zoning district to he used for a five unit apartment building
.with is eiated parking in accordance with the documentation submitted for City
Brno.: Lloyd
Project Ritzone friirn R-1 to B-2
And (this (2) Multilantily 5-111ex
At 702 itioirth 11811 AVV1111C
R7,t4001-20i CL20008-20; SEPA40113-20
17
File Nos, #001-20, CL2#008-20 and SFPA#003-20 be APPROVED, subject
to the following conditions:
(A) Frontage improvements including curb, gutter, and sidewalk shall be
installed along South 48''' Avenue.
(8) The multifamily building shall be connected to City of Yakima sewer.
(C) The multifamily building shall be connected to Nob Hill Water
Association water.
(D) Any work performed in the right-of-way requires an Fxcavation
Permit from the City Engineeling Division prior to shining work.
(E) A residential drivemray approach shall be iiNtalled that meets the
requirements of the Yakima Municipal Code and standard detail R4,
(F) The ririNc aisle and oarking area shall be paved, ten percent of the
parking area shall ric landscaped and the parking area shall be otherwise improved
in the inatmer required by City ordinance provisions.
(0) A final site plan shall be submitted showing the parking lot land-
acaping.
(II) The multifamily use shall comply with all other City requirements,
DATED this 6th day of August, 2020,
Bruce Lloyd
Project Rezone from R-I to 13-2
And Class (2) Multifamily 5-Plex
At 702 South 48th Avenue
RV/001-204 CL204008-20.; SETA4003-20
Gary M. hillier, miring Examiner
13
1
ITEM TITLE:
SUBMITTED BY:
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEM ENT
Item No. 5.
For Meeting of: September 15, 2020
Closed record public hearing and Ordinance to consider the
Hearing Examiner's recommendation regarding a rezone
application submitted by Bruce Lloyd for property at 702 S 48th
Ave
Joan Davenport, Al CP, Community Development Director
Joseph Calhoun, Planning Manager
Trevor Martin, Associate Planner (509) 575-6162
SUMMARY EXPLANATION:
On January 22, 2020, Leanne Liddicoat of Digital Design & Development, on behalf of property
owner Bruce Lloyd, submitted an application to rezone one parcel at 702 S 48th Ave from Single -
Family Residential (R-1) to Local Business (B-2). This property, which is approximately 0.38
acres in size, is adjacent to R-1, B-2, and Two -Family Residential (R-2) zoning.
The applicant also submitted a Type 2 Review application that is being processed concurrently
with this Rezone request which proposes to convert an existing two-story building on site into a
four -unit apartment building with a fifth unit expected to be added in the future.
The Hearing Examiner held a virtual public hearing on July 23, 2020, and issued a written
recommendation to approve the proposed Rezone on August 6, 2020. Council was provided a
complete printed version of the record for review on September 1, 2020 (Council --please bring
your packet to the meeting). The record can be found online
here: https://yakima.novusagenda.com/agendapublic/CoverSheet.aspx?
Item! D=7885&Meeting l D=859
ITEM BUDGETED: NA
STRATEGIC PRIORITY: Neighborhood and Community Building
APPROVED FOR SUBMITTAL BY THE CITY MANAGER
RECOMMENDATION:
Pass Ordinance
2
ATTACHMENTS:
Description Upload Date Type
D Ordinemce_BruceLbyd q 3/2020 Ordinance